1 · Always Required
Every borrower, every loan. Start here.
A few things about you
Always required
Copy of driver's licenses - front & backFor every borrower on the loan.
Last 2 months of bank statements - all pagesEvery account used for down payment, closing costs, or reserves. Full statements only, including blank pages.
Most recent investment & retirement statements401(k), IRA, or brokerage - all pages, if applicable.
2 · Income & Employment
Pick the lines that match how each borrower earns. Many borrowers have more than one.
W-2 employee
If it applies
Self-employed / 1099 / business owner
If it applies
Last 2 years of personal federal tax returns - all pages & schedulesSigned.
Last 2 years of business tax returns - all pages & schedulesIf applicable, for any entity you own 25%+ (1120, 1120-S, or 1065 with K-1s).
Year-to-date profit & loss statement and balance sheetBusiness books through the most recent month.
Last 2 years of 1099sIf you're paid as a contractor.
Retired / fixed income
If it applies
Social Security or pension award letterCurrent year.
Last 2 years of 1099-R or SSA-1099Retirement / Social Security income.
Proof of receiptTwo months of bank statements showing the deposits.
Commission, bonus & overtime
If it applies
Last 2 years of W-2s + most recent pay stubsSo we can average variable income over time.
Last 2 years of federal tax returns - all pages & schedulesNeeded to document commission, bonus, or overtime income.
Rental income
If it applies
Other income
If it applies
Child support / alimonyDivorce decree or court order + proof of receipt, only if you want it counted.
Disability or VA benefitsAward letter + proof of receipt.
3 · Funds & Down Payment
Where your money for the deal comes from - and proving it's yours.
Sourcing your funds
If it applies
A note about any larger-than-usual depositsOnly needed for a deposit that isn't a normal paycheck and posts within about 60 days before you apply - a short explanation plus proof of where it came from (transfer record or deposit slip). Older deposits generally don't need sourcing.
Gift letter - if anyone is gifting you fundsCompleted during the formal application process - NAF will provide it. Plus proof the gift giver had the money and sent it. The gift can come from a family member's personal or business account. Gifts are allowed on a primary or second home, not an investment property.
Proof of funds to closeMost recent statement for any account covering down payment + closing costs.
4 · By Transaction Type
Are you buying or refinancing? Use the matching block.
Purchase
Transaction
Signed purchase agreementSigned by you and the seller, with all addenda.
Proof of earnest money depositCopy of the check or your wire confirmation.
Homeowner's insurance quoteFor the home you're buying.
Sale of current home, if applicableClosing Disclosure / settlement statement once it's sold.
Refinance - rate & term
Transaction
Current mortgage statementMost recent, for every loan on the property.
Homeowner's insurance declarations pageCurrent policy.
Most recent property tax billAnd HOA statement, if you have one.
Note & mortgage / deedFrom your original closing, if you have them handy.
Refinance - cash-out
Transaction
Everything in rate & term, plus:A short note on how you'll use the cash (debt payoff, home improvement, etc.).
Payoff statements for any debts being paid offIf you're consolidating debt into the loan.
5 · By Loan Program
Program-specific add-ons. You'll be on one of these.
Standard income, asset & transaction docs aboveNo program-specific extras for most borrowers.
HOA questionnaire / condo docsIf the property is a condo (see Property add-ons).
Standard income, asset & transaction docs aboveSame core file as conventional.
Clear photo ID + Social Security verificationFHA requires SSN validation.
Gift documentation, if usedFHA allows gifts for the full down payment with a proper paper trail.
Certificate of Eligibility (COE)I can often pull this for you.
DD-214 or Statement of ServiceDischarge papers, or current orders if active duty.
Most recent Leave & Earnings Statement (LES)If currently serving.
Standard income & asset docs aboveSame core file - plus SONYMA's own paperwork below.
Signed federal tax returns - last 3 years, for every household adult (18+)SONYMA counts income for every adult in the home, not just borrowers. All pages, all schedules.
Homebuyer education certificateSONYMA requires a free online course before closing. I'll send you the link - takes an evening.
Signed SONYMA Mortgagor's AffidavitConfirms first-time-buyer status, primary residence, and income within the county cap.
Recapture-tax notice acknowledgementSigned at application. In practice, recapture almost never applies - I'll explain when we talk.
DSCR (investment property)
Loan program
Lease agreement or market rent analysisQualifies on the property's rent, not your personal income - so usually no tax returns or pay stubs.
Proof of reservesTypically a few months of payments.
Entity docs, if buying in an LLCArticles of organization + operating agreement.
Schedule of real estate ownedList of other properties you hold.
Renovation (FHA 203k / Fannie HomeStyle)
Loan program
Contractor's bid / detailed scope of workItemized estimate for the planned work.
Contractor license & insuranceFor the licensed GC doing the work.
Plans / specs, if structuralArchitect drawings when the work changes the footprint.
Standard income, asset & transaction docsOn top of the renovation paperwork.
Standard income, asset & transaction docs aboveSame core file as conventional / FHA.
2 months of bank statements for every accountEvery page, even the blank ones. SONYMA verifies your own funds are seasoned.
Income for every adult (18+) in the householdSONYMA caps by total household income, not just borrowers on the loan. Pay stubs / W-2s / tax returns for anyone else living there.
Homeowner's insurance quoteGet it early - we need it before we can lock final numbers.
First-time buyer confirmationYou haven't owned a primary residence in the last 3 years. Waived if you're a veteran or the home is in a SONYMA Target Area.
2-to-4 family propertiesNeed 3% of your own funds (not 1%). If you'll count tenant rent to qualify, we'll need 6 months of PITIA in reserves.
3-to-4 family propertiesLandlord education course - completed before closing.
6 · Property Add-Ons
Triggered by the type of property, on top of everything above.
Multi-unit (2–4 units)
If it applies
New construction
If it applies
7 · Situational
Only if one of these is part of your story.
Life events & history
If it applies
Divorce decree / separation agreementIf you pay or receive support, or it affects the property.
Bankruptcy discharge papersIf you've had a bankruptcy - all pages.
Letter of explanationFor recent credit inquiries, gaps in employment, or anything that needs context.
Green card or work visaFor permanent / non-permanent resident borrowers.
Bankruptcy, foreclosure or short sale historyDates and documentation if within the last 7 years.
I GOT U® - Gather it once and we'll take it from there. When in doubt, send it; it's easier to set aside an extra document than to chase a missing one at closing.
Brian - this is the master. Edit any line right here (double-click text to change it), delete what you'll never use, and reorder as you like. Once it's how you want it, tell me and I'll make this the single source of truth for the checklist tool and the email versions.